IMU Property Tax 2026: Rates, Deadlines, How to Pay

IMU (Imposta Municipale Unica, or Unified Municipal Tax) is one of the most important local taxes for property owners in Italy. Every year, millions of taxpayers must deal with cadastral values, revaluation coefficients, and municipal tax rates to determine the amount to be paid. In this comprehensive guide to the 2026 IMU calculation, you will find everything you need: who must pay, how to calculate the tax base, what the deadlines are, and how to make the payment using the F24 form.

What is IMU and how it works

The Unified Municipal Tax is a property-based tax levied on owners of real estate located in Italian territory. Introduced on an experimental basis in 2012 and subsequently reformed with the 2020 Budget Law (which merged IMU and TASI into a single tax), IMU is owed to the Municipality where the property is located.

IMU revenue constitutes one of the main sources of funding for Italian Municipalities, which have the authority to set tax rates within the limits established by national law. This means that the amount to be paid can vary significantly from one Municipality to another, even for properties with similar characteristics.

The tax applies to buildings, buildable land, and agricultural land, with some important exemptions that we will examine in detail below.

Who must pay IMU in 2026

The following are subject to IMU:

• Owners of buildings, buildable land, and agricultural land
• Holders of real property rights (usufruct, use, habitation, emphyteusis, surface rights) on the same properties
• The parent assigned custody of the family home following a court order
• The concessionaire of state-owned land
• The lessee for properties granted under financial leasing, from the date the contract is signed and for its entire duration

In the case of co-ownership, each co-owner is required to pay IMU in proportion to their ownership share. For example, if two spouses own a property at 50% each, each one pays half of the tax calculated on the entire property.

Primary residence exemption

The main exemption concerns the primary residence and its appurtenances, provided it is not classified in the luxury cadastral categories (A/1, A/8, and A/9). The primary residence is defined as the property where the owner has their registered residence and habitual dwelling.

Following Constitutional Court ruling no. 209/2022, spouses with residences in different Municipalities can also benefit from the IMU exemption on one property each, provided each habitually resides and is registered at their respective property.

Appurtenances of the primary residence are exempt up to a limit of one unit for each cadastral category:

• C/2 (warehouses and storage rooms, cellars, attics)
• C/6 (stables, carriage houses, garages)
• C/7 (covered or open shelters)

Therefore, a maximum of three appurtenances (one per category) can enjoy the exemption together with the primary residence.

How IMU is calculated: the formula

The IMU calculation is based on a formula that starts from the cadastral value of the property and arrives at the final amount through three fundamental steps:

IMU = Tax Base × Municipal Tax Rate

Where the tax base is obtained as follows:

Tax Base = Cadastral Value × 1.05 (5% revaluation) × Cadastral Coefficient

1. The cadastral value

The cadastral value is the amount assigned by the Revenue Agency to each property unit and is shown on the cadastral survey. You can obtain the survey for free online through the Revenue Agency website or by visiting a provincial office.

2. The 5% revaluation

The cadastral value is revalued by 5%, meaning it is multiplied by the coefficient 1.05. This revaluation is fixed and the same for all properties.

3. Cadastral coefficients (multipliers)

The revalued value is then multiplied by a coefficient that varies according to the cadastral category of the property:

4. Municipal tax rates

Once the tax base is calculated, it must be multiplied by the rate set by the Municipality. Each Municipality establishes its own rates within the limits set by law. The base rate is generally set at 0.76% (7.6 per thousand), but Municipalities can increase it up to 1.06% (10.6 per thousand) or reduce it to as low as 0.46%.

To find out the rate applied by your Municipality, you can check the Municipality's website or the Fiscal Federalism Portal of the Ministry of Economy and Finance.

Practical IMU calculation example

Let's look at a concrete example to clarify the procedure. Suppose you own an apartment (category A/2) in Milan with a cadastral value of 800 euros, owned 100% for the entire year, used as a second home.

1. Cadastral value: 800.00 €
2. 5% revaluation: 800 × 1.05 = 840.00 €
3. Cadastral coefficient (A/2 = 160): 840 × 160 = 134,400.00 € (tax base)
4. Municipality of Milan rate (second home): 1.06% (10.6 per thousand)
5. Annual IMU: 134,400 × 0.0106 = 1,424.64 €

The amount is paid in two installments: approximately 712 euros in June (advance payment) and the balance in December, with possible adjustment if the Municipality has changed its rates.

50% IMU reductions

The law provides for certain situations in which the tax base is reduced by 50%, effectively halving the IMU amount:

• Buildings of historical or artistic interest pursuant to Legislative Decree 42/2004
• Buildings declared uninhabitable or unusable and actually not in use, limited to the period of the year during which such conditions exist (verified by the municipal technical office or self-certified)
• Properties granted on free loan to first-degree relatives (parents-children) who use them as their primary residence, provided the contract is registered, the lender owns only one property in Italy (or at most one other in the same Municipality used as their own primary residence), and the lender is registered as a resident in the same Municipality as the property on loan

For those who own properties in multiple Municipalities, it is important to remember that the free loan reduction applies only if you have a maximum of two residential properties across all of Italy.

IMU on agricultural land

Agricultural land is also subject to IMU, with some important exemptions. The tax base is calculated similarly to buildings:

Tax Base = Cadastral Income × 1.25 (25% revaluation) × 135

The following agricultural land is exempt from IMU:

• Land located in Municipalities classified as mountainous (ISTAT list)
• Land owned and farmed by direct cultivators or professional agricultural entrepreneurs (IAP) enrolled in agricultural social security, regardless of location
• Land located on minor islands
• Land with permanent agro-silvo-pastoral designation under indivisible and non-usucaptible collective ownership

IMU on buildable land

For buildable land, the tax base is not calculated from the cadastral value but from the market value as of January 1 of the tax year. This value takes into account the territorial zone, building index, permitted use, and average sale prices in the area.

Many Municipalities set minimum reference values for buildable land: if the taxpayer declares a value not lower than the one established by the Municipality, the Municipality will not proceed with an assessment. It is therefore advisable to always consult the municipal resolution.

IMU 2026 deadlines

The payment deadlines for IMU 2026 are:

If the deadline falls on a Saturday or a holiday, the deadline is extended to the next working day. It is also possible to pay the entire annual amount in a single payment by June 16, using the current year's rates if they have already been approved.

In case of late payment, it is possible to use the voluntary correction procedure (ravvedimento operoso), paying the tax due plus reduced penalties and legal interest. The penalties are reduced the more promptly the payment is made after the original deadline.

How to pay IMU with the F24 form

IMU payment is made exclusively through the F24 form, available at banks, post offices, and in electronic format. Here are the main steps:

1. Fill in the "IMU and other local taxes" section of the F24 form
2. Enter the cadastral code of the Municipality (available on the Revenue Agency website)
3. Check the advance payment or balance box
4. Enter the number of properties
5. Enter the correct tax code
6. Enter the reference year (2026)

The main IMU tax codes are:

For category D properties, a portion of the IMU (calculated at a 0.76% rate) goes to the State, while any surcharge goes to the Municipality.

Online payment

It is possible to pay IMU conveniently online through several channels:

• Online banking: most banks allow F24 form completion and submission directly from the account's private area
• Revenue Agency website: through the F24 web or F24 online service, accessible with SPID, CIE, or CNS credentials
• PagoPA: some Municipalities allow payment through the PagoPA platform, with automatic payment notice generation

Special cases

Properties under renovation

For properties under renovation, IMU remains due for the entire period of the works. If the property becomes effectively uninhabitable (with Municipal verification), the 50% reduction of the tax base can be applied.

Inherited properties

In the case of inheritance, heirs become IMU taxpayers from the date the succession opens (date of death). The tax is due in proportion to the inherited share and the months of ownership during the year.

Properties rented at negotiated rent

For properties rented at negotiated rent (contracts under Law 431/1998), the IMU calculated with the Municipal rate is reduced to 75%. This represents a 25% discount that is particularly advantageous.

Frequently Asked Questions (FAQ)

Is IMU paid on the primary residence?

No, the non-luxury primary residence (cadastral categories other than A/1, A/8, and A/9) and its appurtenances are exempt from IMU. The exemption applies to those who have their registered residence and habitual dwelling in the property.

How do I find out the cadastral value of my property?

You can obtain the cadastral survey for free through the Revenue Agency website (under "Cadastral Value Consultation") or by visiting a provincial office of the Agency. The cadastral value is also indicated in the property purchase deed.

What happens if I pay late?

If you miss the deadline, you can regularize your position with the voluntary correction procedure (ravvedimento operoso), paying the tax due plus a reduced penalty (from 0.1% to 5% depending on the delay) and legal interest. The more promptly you pay, the lower the penalty.

Do I have to pay IMU if the property is empty?

Yes, IMU is due even on unoccupied properties. Only the primary residence (with registered residence and habitual dwelling) is exempt. An empty, unused property does not fall under any exemption, unless it has been declared uninhabitable.

Is IMU calculated by months of ownership?

Yes, IMU is calculated in proportion to the months of actual ownership during the year. A month is counted in full if ownership lasted more than 15 days. For example, if you purchase a property on March 20, the month of March is not counted (less than 15 days of ownership), and you will pay IMU for the months from April to December.

Can I deduct IMU from taxes?

IMU paid on business properties (used in business or professional activities) is deductible for IRES and IRPEF purposes at 100%. For non-business residential properties, IMU is neither deductible nor eligible for tax credits.

How do I calculate IMU if I inherited a property with other family members?

Each heir pays IMU on their ownership share. For example, if three siblings inherit a property in equal parts (33.33% each), each one will calculate IMU on the total tax base and pay one-third of the resulting amount.

Use our IMU calculator

To simplify the calculation and avoid errors, use our free IMU calculator: enter the cadastral value, the property category, and your Municipality to instantly get the IMU amount to be paid, for both the advance payment and the balance.